164 N Evans St · Pottstown, PA 19464

$285,000

4 bd · 3.0 ba · 2,076 sqft · MultiFamily public records · 26 Days on market

Built 1900 2,614 sqft lot $137/sqft · 35% above area Est $211k · 35% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment opportunity in Pottstown Borough! Tenant-occupied duplex featuring one 2-bedroom unit and one 3-bedroom unit with 1 offstreet parking space and a fenced in backyard. Offers immediate rental income. A perfect turnkey addition to any investment portfolio, with potential for increased rents through future improvements. Owner pays common electric $300, trash, water & sewer $2,200 and misc maintenance of approx $1,300 annually. Tenant pays for their own heat and electric. Ready for its next owner—schedule your showing today!

Key facts

• 2,614 sq ft lot
• Built 1900
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive. Per door: $381/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.0% in Pottstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#643 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime F.
• Pottstown SD (suburban): math 11% / reading 23% proficiency, ranked #504 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 211 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).
• At $3,467/mo this rent would consume 52% of the median local household income ($80k/yr) (locally 1797% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $80k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $285k implies a 1088% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,725 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $211,300
• List price: $285,000
• Delta: 34.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 N Charlotte St	0.08mi	4/3.0	2,112 (+2%)	11mo	$345,000	$163	84
11 S Franklin St	0.27mi	4/—	2,032 (-2%)	11mo	$350,000	$172	75
379 N Charlotte St	0.27mi	5/— (+1)	1,902 (-8%)	3mo	$285,000	$150	66
133 Beech St	0.31mi	5/2.0 (+1)	1,992 (-4%)	6mo	$235,000	$118	65
322 Chestnut St	0.12mi	5/1.0 (+1)	1,924 (-7%)	7mo	$150,000	$78	63
36 E 3rd St	0.41mi	5/— (+1)	2,232 (+8%)	2mo	$310,000	$139	62
18 Chestnut St	0.48mi	4/4.0	2,055 (-1%)	12mo	$405,000	$197	62
18 Penn St	0.25mi	3/— (-1)	1,800 (-13%)	4mo	$237,000	$132	58
426 South St	0.41mi	3/— (-1)	2,270 (+9%)	8mo	$262,000	$115	54
436 South St	0.41mi	5/— (+1)	2,282 (+10%)	15mo	$325,000	$142	47
23 E 2nd St	0.43mi	3/— (-1)	1,814 (-13%)	10mo	$192,000	$106	45
6 W Third St	0.49mi	3/— (-1)	1,780 (-14%)	15mo	$217,000	$122	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $9,209
• Equity at exit: $42,494

10-year hold

• IRR: 14.3%
• Equity multiple: 2.25×
• Total profit: $99,959
• Equity at exit: $24,642

Cash invested: $79,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 19464

• Rents YoY: 4.9%
• Active inventory: 211
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,467 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$365 /mo · $4,375/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $761

Break-even live

Break-even rent $2,504

Max offer price $285,000

Occupancy floor 73%

Sensitivity live

Price	-10% $922	-5% $842	+0% $761	+5% $680	+10% $600
Rent	-10% $487	-5% $624	+0% $761	+5% $898	+10% $1,035
Rate	-1.0pp $905	-0.5pp $834	base $761	+0.5pp $687	+1.0pp $612

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,641
1× unit	3	1	$1,826
Total (2 units)			$3,467

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Union Aly Pottstown, PA	4.0	1.5	1408	$1,995	$1.42	3d	1	0.04mi
365 Beech St Pottstown, PA	4.0	1.0	1670	$2,200	$1.32	45d	1	0.08mi
415 Walnut St Unit 1 Pottstown, PA	3.0	1.0	1730	$1,800	$1.04	25d	1	0.10mi
308 King St Unit 2 Pottstown, PA	4.0	2.0	1958	$2,100	$1.07	45d	1	0.17mi
310 N Charlotte St Pottstown, PA	4.0	1.5	1990	$2,100	$1.06	45d	1	0.20mi
538 Chestnut St Unit 2 Pottstown, PA	3.0	1.0	2830	$1,540	$0.54	6d	1	0.27mi
130 E 4th St Unit 2 Pottstown, PA	3.0	1.0	1808	$1,850	$1.02	45d	1	0.33mi
463 Spruce St Pottstown, PA	4.0	1.5	1574	$2,250	$1.43	45d	1	0.41mi
21 Walnut St Pottstown, PA	4.0	2.0	1791	$2,200	$1.23	6d	1	0.47mi

Listing history 14 events

1. 2026-06-07
   status $285,000 Pending 26 DOM
2. 2026-05-15
   historical Active Under Contract 548-char remark

   Show marketing remark (548 chars)

   Investment opportunity in Pottstown Borough! Tenant-occupied duplex featuring one 2-bedroom unit and one 3-bedroom unit with 1 offstreet parking space and a fenced in backyard. Offers immediate rental income. A perfect turnkey addition to any investment portfolio, with potential for increased rents through future improvements. Owner pays common electric $300, trash, water & sewer $2,200 and misc maintenance of approx $1,300 annually. Tenant pays for their own heat and electric. Ready for its next owner—schedule your showing today!

3. 2026-04-22
   status Active 548-char remark

   Show marketing remark (548 chars)

   Investment opportunity in Pottstown Borough! Tenant-occupied duplex featuring one 2-bedroom unit and one 3-bedroom unit with 1 offstreet parking space and a fenced in backyard. Offers immediate rental income. A perfect turnkey addition to any investment portfolio, with potential for increased rents through future improvements. Owner pays common electric $300, trash, water & sewer $2,200 and misc maintenance of approx $1,300 annually. Tenant pays for their own heat and electric. Ready for its next owner—schedule your showing today!

4. 2025-11-03
   historical 548-char remark

   Show marketing remark (548 chars)

   Investment opportunity in Pottstown Borough! Tenant-occupied duplex featuring one 2-bedroom unit and one 3-bedroom unit with 1 offstreet parking space and a fenced in backyard. Offers immediate rental income. A perfect turnkey addition to any investment portfolio, with potential for increased rents through future improvements. Owner pays common electric $300, trash, water & sewer $2,200 and misc maintenance of approx $1,300 annually. Tenant pays for their own heat and electric. Ready for its next owner—schedule your showing today!

5. 2025-10-31
   listed $285,000 Active 548-char remark

   Show marketing remark (548 chars)

   Investment opportunity in Pottstown Borough! Tenant-occupied duplex featuring one 2-bedroom unit and one 3-bedroom unit with 1 offstreet parking space and a fenced in backyard. Offers immediate rental income. A perfect turnkey addition to any investment portfolio, with potential for increased rents through future improvements. Owner pays common electric $300, trash, water & sewer $2,200 and misc maintenance of approx $1,300 annually. Tenant pays for their own heat and electric. Ready for its next owner—schedule your showing today!

6. 2018-05-30
   soldstatus $24,000
7. 2004-03-19
   soldstatus $65,000
8. 2003-12-31
   historical
9. 2002-10-16
   listed $65,000
10. 1997-01-31
    historical
11. 1996-03-01
    listed $69,900
12. 1996-03-01
    historical
13. 1995-09-07
    listed $69,900
14. 1984-05-18
    soldstatus $27,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $4,375 · $365/mo
• Projected year-2 tax: $4,439 · $370/mo
• Expected delta: +$64/yr (+$5/mo · 1.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,604
• − Mortgage interest: −$15,964
• − Property taxes: −$4,375
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,328
• − Management: −$3,328
• − Depreciation: −$8,291
• Taxable income: $4,892
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $7,958/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pottstown SD
• NCES district ID: 4219680
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 23% ▼ -19.00%
• Median HH income: $43,739
• Composite: 14.78/100
• National rank: #9390
• State rank: #504 of 539 in PA

Livability — Pottstown

• Score: 72/100
• State rank: #643
• US rank: #6257

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottstown, PA
• County: Montgomery County · 712,331 people
• City population: 49,101
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,101
• Household income: $79,787
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1797.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.73%
• Current HPI: 271.9399
• Rent YoY: ▲ 4.93%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+921.5% since first listed

13 events — show timeline

• 2026-05-15 Contingent — BRIGHT MLS
• 2026-04-22 Relisted — BRIGHT MLS
• 2025-11-03 Listing Removed — BRIGHT MLS
• 2025-10-31 Listed $285,000 BRIGHT MLS
• 2018-05-30 Sold (Public Records) $24,000 Public Records
• 2004-03-19 Sold (Public Records) $65,000 Public Records
• 2003-12-31 Listing Removed — BRIGHT MLS
• 2002-10-16 Listed $65,000 BRIGHT MLS
• 1997-01-31 Listing Removed — BRIGHT MLS
• 1996-03-01 Listing Removed — BRIGHT MLS
• 1996-03-01 Listed $69,900 BRIGHT MLS
• 1995-09-07 Listed $69,900 BRIGHT MLS
• 1984-05-18 Sold (Public Records) $27,900 Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,375 · +5.1% YoY. Source: county tax records.